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Dismissed18 June 20266005050

Harwood Street Garage, Harwood Street, Littleborough, Rochdale, OL15 8NA

Planning appeal 6005050 at Harwood Street Garage, Harwood Street, Littleborough, Rochdale, OL15 8NA (Rochdale Metropolitan Borough Council) was dismissed on 18 June 2026 by Inspector MG Garrard, by written representations. The main issue, as the Inspector framed it: whether the proposal would satisfy the requirements of the statutory framework for biodiversity net gain.

erection of a single storey self build bungalow with detached garage and associated parking/landscaping

Authority
Rochdale Metropolitan Borough Council
Appeal type
Planning
Procedure
Written
Development
residential
Inspector
MG Garrard
Postcode
OL15 8NA

Main issues, as the Inspector framed them

  • whether the proposal would satisfy the requirements of the statutory framework for biodiversity net gain
  • the effect of the proposal on protected species
  • whether the proposal would achieve an appropriate density
  • the effect of the proposal on the character and appearance of the area

What decided it

The failure to satisfy the statutory framework for biodiversity net gain due to lack of a legal mechanism securing self-build status, combined with the absence of required protected species surveys and the proposal's failure to achieve appropriate density, meant the proposal conflicted with statutory requirements and the development plan with insufficient material considerations to justify approval.

What the Inspector cited

Development plan policies
Policy G6Policy G7Policy JP-G8Policy JP-H4Policy C3Policy DM1Policy P3
National Planning Policy Framework
Paragraph 187

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Rochdale Metropolitan Borough Council

The authority’s record since 2016 · every decision in 2026

  1. Dismissed19 October 20266014994
    19 Town House Road, Littleborough, Rochdale, OL15 9BG
  2. Dismissed25 September 20266013635
    22 Hawthorn Road, Rochdale, OL11 5JQ
  3. Dismissed2 September 20266004977
    77 Long Street, Middleton, M24 6UN
  4. Allowed30 July 20266005921
    Hollingworth Heights, Peanock Lane, Littleborough, OL15 0AD
  5. Dismissed18 May 20266005342
    57 Wordsworth Way, Rochdale, OL11 5JE

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.